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Home My WebLink AboutNOI 132 Point of Pines500.00 This map is for illustration purposes only. It is not adequate for legal boundary determination or regulatory interpretation. This map does not represent an on-the-ground survey. It may be generalized, may not reflect current conditions, and may contain cartographic errors or omissions. Parcel lines shown on this map are only graphic representations of Assessor’s tax parcels. They are not true property boundaries and do not represent accurate relationships to physical objects on the map such as building locations. 83042 Feet feetApprox. Scale: 1 inch =42 Legend Town of Barnstable GIS Unit 367 Main Street, Hyannis, MA 02601 508-862-4624 gis@town.barnstable.ma.us Map printed on:4/11/2023 Road Names Longfellow Design Build LLC 850 Main Street Falmouth, MA 02540 Tom Galligan, PE tomg@longfellowdb.com _____________________________________________________________________________ March 17, 2023 Barnstable Historic District Commission 3087 Main Street Barnstable, MA 02630 RE: 132 Points of Pines Ave Structural Assessment As requested, Longfellow Design Build LLC (LFDB) has performed a structural assessment of the single-family home located at 132 Points of Pines Ave, Centerville, Massachusetts. EXECUTIVE SUMMARY LFDB was requested to conduct a site visit to inspect the single-family home to assess overall structural stability and building code compliance, to document structural deficiencies, and to opine on the structure’s current condition. LFDB’s scope of work included a site visit, visual documentation of existing conditions, and letter report presenting its findings. Photographs were taken and provided included in this report. LFDB did not perform an extensive existing condition survey or any testing in preparation for this report. LFDB’s assessment only included open and accessible areas. DESCRIPTION The single-family home is a two story dwelling in a salt box style and built circa 1950”s. It is approximately 1600 square foot with five bedrooms and two bathrooms. The lot is approximately .3 acres. The house affronts Point of Pines Avenue (south elevation). The structure’s type of construction is Type V, conventional wood construction. The house is built with actual width 2 inch plus rafters and joists and 2x wood stud walls. Wood bearing walls transfer loads to wood carrying beams and sill plates. Foundation is 8 inch concrete masonry unit block. Longfellow Design Build, LLC Subject: 132 Point of Pines Site Visit Date: 03.01.23 Page 2 of 6 OBSERVATIONS FOUNDATION • Concrete masonry units (CMU) foundation walls support the first floor framing of the original house. • Wall typically built as unreinforced cmu • Wall typically built without concrete spread footings. FIRST FLOOR • The floor framing is 2x wood framing supported by wood carrying beams and exterior walls • Floor sheathing 1X sheathing (original) plywood sheathing (kitchen addition) • Floor is spongy and loose. • Differential settlement noted throughout the first floor. ROOF FRAMING • The roof framing appeared to be in fair condition. • 2x roof rafters spaced missing in several areas. • 2x rafter ties at 44”+/- on center at top plate elevation • No concealed attic space, structure is open to underside of roof framing. • The roof covering is three-tab asphalt shingles which appeared to be in fair condition. • Rafters are not securely fastened with hold down strapping. • Ridge board is 2” EXTERIOR/INTERIOR WALLS • The house is covered in cedar shingles. • The condition of the exterior is in poor condition with cupped shingles. • Wall framing is 2” studs space 27”+/_ on center well above building code allowable limits. • Proper insulation depths within stud cavity not achievable to meet building/energy code specifications. • Fascia, soffit and trim boards are in poor condition with evidence of rot. • Existing electrical system is old and exposed posing life safety issues. • Exposed wiring noted in attic spaces. • Exterior windows single pane glass with direct high wind exposure on three sides. Longfellow Design Build, LLC Subject: 132 Point of Pines Site Visit Date: 03.01.23 Page 3 of 6 REQUIRED UPGRADES TO EXISTING STRUCTURE. In my professional opinion the renovation, additional to and upgrading the existing structure for year-round habitability and proposed future use would be cost prohibitive based upon the following: FOUNDATION • Existing structure is inadequate and shall require full replacement to adequately size to support all vertical lateral (wind) loading. • Wind design criteria has been revised since construction resulting with design loads in excess of 40% greater than 1950 design loads. • Concrete spread footings with steel reinforcement would be specified. • Mechanical fastening shall be required to be installed with nearly impossible working distances due to the existing structure. FLOOR/ROOF FRAMING • Existing floor/roof framing shall require reinforcement or replacement to satisfy current building code requirements. • Structure is in high wind zone with no obstructions requiring additional resistance to high wind events. • Lateral and Uplift reinforcement shall be required and may need additional structural reinforcement of existing framing elements. WALLS AND WINDOWS • Existing wall framing to small to meet current energy code requirements. Wall framing shall be required to be modified with additional framing to provide requisite depth for insulation values. • Living space shall be greatly impacted from wall infringement due to energy envelope. • Windows shall require replacement for high wind/impact glazing. • Due to balloon framing, fire stopping shall be required in each stud by throughout the house. NEW CONSTRUCTION • Structural elements and components shall be designed to meet current building and design code specifications. • New structure shall be designed to resist high wind forces due to its proximity and to the water and clear, unobstructed wind path of this hilltop structure. • Shearwall panels with holddown mechanical fasteners shall be required. • Compliance with all life safety regulations including wiring, water, exiting, and thermal protection. Longfellow Design Build, LLC Subject: 132 Point of Pines Site Visit Date: 03.01.23 Page 4 of 6 • New construction removes hazardous materials (lead paint) issues. • Installation of energy efficient mechanical systems beneficial to the homeowner and environment. • Closed cell insulation to provide maximum energy efficiency. If you have any questions regarding LFDB’s findings, please feel free to contact us at your earliest convenience. Prepared By: Thomas V. Galligan, PE Cc: file Encl: Photo Log 367 Main Street, Falmouth, MA 02540 | 866 Main Street, Osterville, MA 02655 T: 774.255.1709 | 508.428.3999 W: longfellowdb.com Memo To: Barnstable Historical Commission Subject: 132 Point of Pines Ave, Centerville, MA From: Stephen Egan, Architect AIA, MA Reg #952256 CC: Longfellow Design Build Greetings all, Longfellow Design Build (LDB) had a licensed design professional in the Commonwealth of Massachusetts perform an architectural survey of 132 Point of Pines Ave in Centerville to document any and all historically relevant elements on the site. Stephen Egan, AIA, performed the site inspection on Wednesday March 1st the findings are summarized below. • Architecturally the exterior of this building is not historically relevant to the style and custom of the surrounding area. o The windows and doors are not original and appear to be replacements with vinyl finish. o Any remaining wood trim elements (including window and door trim, roof details, and others) has been poorly maintained with visibly signs of mold and rot. o The small structure is set below street elevation with a shallow pitched roof with vent pipes visible on the front elevation; these factors in unison detract from any curb appeal and are not consistent with historical Cape Cod styles. • It is also my professional opinion that the proposed structure is very historically cognizant and will add more to the historic neighborhood than the existing ranch-style home. o The proposed gambrel roof and material choices will create the look of a structure that was always in this place with all of the Cape Cod charm that the existing cottage lacks. Longfellow Design Build, LLC Subject: 132 Point of Pines Site Visit Date: 03.01.23 Page 5 of 6 P1: Front Elevation (South) P2: Rear Elevation (North) P3: Right Elevation (Northeast) P4: Right Elevation (East) P5: Kitchen (southeast corner P6: Living room (east end) Longfellow Design Build, LLC Subject: 132 Point of Pines Site Visit Date: 03.01.23 Page 6 of 6 P7: Second Floor Stairs P8: Open Roof 2x Rafters P9: Existing Crawl space P10: Existing CMU Wall P11: Offset CMU wall P12: Existing CMU Foundation Wall MARCO ISLAND, FL 34134 210107003 EGATIMRA LLC 320 SEAVIEW COURT, UNIT 1811 Property ID: CENTERVILLE, MA 02632 230041 MCAULIFFE, MATTHEW L & ELLEN M 91 JUNIPER ROAD Property ID: 250 HAMMOND POND PKWY # 1015-S NEWTON, MA 02467 230055 WEINTRAUB, AARON G & DOROTHY N TRS POINT OF PINES AVE 107 R E TRUST Property ID: 117 POINT OF PINES AVENUE CENTERVILLE, MA 02632 230056 BATTINELLI, PETER K & ALLISON K TRS 117 POINT OF PINES AVE REALTY TR Property ID: 127 POINT OF PINES AVENUE CENTERVILLE, MA 02632 230057 ADLER, SUZANNE E TR ANDERSON FAMILY REALTY TRUST Property ID: SAN MARCOS, CA 92078 230059 FARWELL, WAYNE L & PAMELA S & KEITH 665 GEMSTONE DRIVE Property ID: CENTERVILLE, MA 02632 230060 LOUNSBERY, BRUCE 110 POINT OF PINES AVENUE Property ID: 118 POINT OF PINES AVENUE CENTERVILLE, MA 02632 230062 MENEGAY, KARIN K & L ARMAND III TRS KARIN K MENEGAY REV TRUST Property ID: 23 PICKNEY STREET #3 BOSTON, MA 02114 230063 MURPHY, CHARLES J TR CHARLES J MURPHY REVOC TRUST Property ID: HOPKINTON, MA 01748 230064 BRAUNSTEIN, MICHAEL 8 COBBLERS WAY Property ID: C/O ERIC FRISHMAN 4 RUSSETT LANE 230065 FRISHMAN, KAY BERTHOLD TR 140 POINT OF PINES REALTY TRUST ANDOVER, MA 01810 Property ID: ANDOVER, MA 01810 230066 FRISHMAN, MICHAEL A & KAY BERTHOLD 21 STRATFORD ROAD Property ID: 156 POINT OF PINES AVENUE CENTERVILLE, MA 02632 230067 KING, PAULA M TR PAULA M KING REVOCABLE TRUST - 1995 Property ID: ATTN: KIM DWYER 100 FEDERAL STREET 230068 DANZIGER, ROBERT & ATLANTIC TRUST CO GABRIELLE BERMAN ELITOV IRRE TR 07 BOSTON, MA 02110-1802 Property ID: 21 WORMWOOD ST #415 BOSTON, MA 02210 230069 BERMAN, ROGER L & ANNE BAILEY TRS POP NOMINEE TRUST Property ID: PEMBROKE, MA 02359 230070 CONLEY, BROOK T 59 FARMSIDE DRIVE Property ID: CENTERVILLE, MA 02632 230071 CONNOLLY, LAUREN A 153 POINT OF PINES AVENUE Property ID: SHREWSBURY, MA 01545 230072 KENT, PETER E & KERRY M 48 TROWBRIDGE LANE Property ID: 5 BETH LEE DRIVE GRAFTON, MA 01519 230073 THALER, JOAN E TR JOAN E THALER REVOCABLE TRUST Property ID: NEWTON, MA 02459 230074 SAGA PROPERTY HOLDINGS LLC 127 HANSON ROAD Property ID: 76 WASHINGTON DRIVE SUDBURY, MA 01776 230075 GROSS, PETER & MCCRAY, MELISSA GROSS 2 LAKE DRIVE REALTY TRUST Property ID: